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HomeMy WebLinkAboutDepartment Report 07-05-22Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, July 5, 2022 Department Report 1. Docket No. PZ-2022-00045 DP/ADLS: Jackson’s Grant Village Section 2. The applicant seeks site plan and design approval for 52 townhomes and an amenity building on 8.83 acres. The site is located at the NW corner of 116th Street and Springmill Road. It is zoned Jackson’s Grant Village PUD (Ordinance Z-653-20). Filed by Douglas Wagner with Republic Development LLC. *Updates to the Report are written in blue Project Overview: This project is seeking DP/ADLS approval for 52 townhomes and a clubhouse in Section 2 in Jackson’s Grant Village. There will be a minimum of 30% open space for the whole of Jackson’s Grant Village, per the PUD and Section 1 approval. The property is zoned Jackson’s Grant Village PUD, Ordinance Z-653-20. Please see the Petitioner’s Information Packet for more details. PUD Standards this project MEETS: - Min. Lot widths - Min. Lot areas - Min. Setbacks - Maximum height - Maximum number of townhomes - Maximum number of units per building - 30% Minimum Common Area - Perimeter Landscaping PUD Standards NOT MET, therefore adjustments are needed or a variance will be needed: - The maximum Lot Coverage is 75% in the PUD. One block of townhomes is at 79% Lot Coverage. Site Plan and Engineering: The site plan is in line with the Concept Plan that was submitted with the PUD. There will be entrances to the development from 116th Street and Springmill Road that were approved with Section 1, the single- family portion. The townhomes will have access from these new public streets as well as from a new private drive that will provide access the commercial buildings in the future. Alleys are provided behind all of the townhomes to access rear loaded garages. 2 parking spaces per unit are provided in the garages as required by the PUD and 59 off street parking spaces will be installed with this section. Tree preservation and common areas are located throughout the Jackson’s Grant Village development. Active Transportation: 5 ft. sidewalks are proposed on both sides of all streets as is required. A 10 ft. wide asphalt path already exists along Springmill Rd. and the petitioner will install path along 116th St. Additional sidewalks are provided throughout the townhome area to provide appropriate pedestrian connections. Short term bike parking spaces are also provided throughout the townhome area. Architectural Design: The townhomes have a modern design with large, black framed windows and large, front balconies. The front and side facades are primarily brick and the colors vary from unit to unit. The PUD requires masonry on all facades in an amount equal to the first-floor façade. This is provided and the front and side facades have brick on the second floor as well. Staff has requested additional brick under the second-floor balconies and the second-floor rear elevation. The other building materials include horizontal siding and board and batten. There are large front balconies and rooftop patios on each unit. There are numerous windows on the elevations which help break up the facades and adds architectural interest. However, the Dept. has asked if a few more windows can be added to the rear of the buildings to break up the second floor façade and provide additional natural light into those bedrooms. The PUD also requires streetscape diversity with varied elevations, building materials and colors. The elevations do vary by color, but the materials and the building details are the same. Staff has requested more variation in the details between units such as shape of windows, details around windows, and entryway details. Finally, the site plan shows buildings with 3, 4, and 5 units, but only a 3 unit building elevation is provided. Petitioner, please provide elevations for a 4 and 5 unit building as well. Lighting: Street lights were approved with the Section 1 primary plat and will be limited to 15 ft. tall in the residential areas and 18 ft. tall in the commercial parking areas. One additional streetlight is proposed on the private drive going south into the townhome and commercial area. The character and design of the street lighting will be decorative and similar to the existing Jackson’s Grant lighting. Architectural building lights are also shown on the front and rear 2 elevations of the townhomes and the clubhouse. Petitioner, please confirm that the light bulb will be shielded from view. Landscaping: Open space is shown on the development plan and matches the concept plan in the PUD. This includes a tree preservation area in the southeast corner of the development and a park and clubhouse toward the middle. A minimum of 30% of the site is shown as Open Space. Individual lot and foundation plantings are provided. However, the PUD also requires 1 shade tree and 1 ornamental tree for every 2 townhomes and only street trees are currently shown. A/C units will be screened by shrubs on the rear of the buildings. The Urban Forester has approved the landscape plan. Signage: Subdivision entry signage was reviewed with the primary plat for Section 1. With this townhome proposal a small 12” by 15” sign is proposed at each entry door to the clubhouse. Some model home signage is also proposed and will have to meet the requirements of the UDO. There is a location for signage proposed at the entrance off of Springmill Rd., which will come through for review later. All signage is required to follow the standards in the UDO. June 21, 2022, Public Hearing Recap: The Petitioner went over the site and architectures details. There was discussion about the Jackson’s Grant HOA and this neighborhood. It was confirmed that this neighborhood will have its own HOA. Some questions brought up by the Plan Commission included: number of visitor parking spaces, lengths of driveways, will people try to park in the alleys, should there be no parking signs, and can trees be added to the rear between driveways. The Plan Commission also discussed the amenity building and asked if there was a minimum size and why the design was different from the townhomes. Tree preservation area violations in Jackson’s Grant was brought up and the Plan Commission requested a status update as to how that issue was being resolved. The project was sent to the July 5th Residential Committee meeting with the Plan Commission having final voting authority. DOCS Remaining Comments/Concerns: 1. Can a window be added to the rear of the buildings to break up that 2nd floor on the end units? 2. Can some additional brick be added on the second-floor balconies and the second-floor rear elevation? 3. Please consider more variation in the details between units such as shape of windows, details around windows, and entryway details. 4. Petitioner, please provide elevations for a 4 and 5 unit building as well. 5. Will there be mailbox kiosks somewhere for the townhomes? 6. 1 shade tree and 1 ornamental tree for every 2 townhomes is required. Petitioner please correct landscape plans. 7. Please add a tree near each back corner of each townhome building and in between any driveways where room allows, to provide some additional shade and landscaping in the rears. Recommendation: The Department of Community Services recommends the Committee discusses this item and then sends it to the August 2nd Residential Committee to give the petitioner time to submit requested changes.